If you have RSUs (restricted-stock units), rental properties, or investment income, you're part of a growing group of Americans building wealth through multiple channels. And here's the opportunity most people miss: having different types of income can actually help you get better refinancing deals—you just need to know which lenders to talk to.

While traditional banks might struggle with complex portfolios, many lenders specialize in the same situations. They understand stock compensation, rental income, and bonuses—and they'll often give you better rates because they see everything you own and earn, not just your salary.

This guide covers:

• Why traditional refinancing breaks down for complex portfolios

• Strategic approaches that treat your complete financial picture as an asset, not an obstacle

• Your questions answered: "How do I time refinancing around stock vests?" and "Should I refinance properties together or separately?"

Let's dive in.

The Realities of a Complex Portfolio

Banks love simplicity. Their computer systems want to see regular paychecks, simple finances, and standard paperwork. According to the Mortgage Bankers Association, over 70% of mortgage applications now run through automated systems built for traditional jobs. When you show up with company stock that becomes yours over time, rental income from three properties, and investment dividends, their systems have a very difficult time processing it.

Here's what's frustrating: the more successful and complex your portfolio becomes, the harder it can get to qualify for basic financial products. A teacher making $75,000 might sail through approval, while someone with $500,000 from various sources commonly gets flagged and questioned. Banks typically need two years of bonus history before counting it, only credit 75% of rental income after expenses, and heavily discount company stock you haven't received yet.

But there's good news: many lenders work specifically with people in your situation. You just need to know where to find them and how to properly show them your finances.

Understanding Your Refinancing Options

Smart refinancing starts with understanding how the right lenders think. While traditional banks use simple formulas, portfolio lenders (banks that keep your loan instead of selling it to investors) look at everything. This includes your savings, investments, properties, and all income sources. They know someone with ~$1 million in investments is a safer bet than someone with no savings, no matter how the income arrives.

If your pay changes throughout the year, timing is extremely important. Let's say you have $50,000 in company stock that becomes yours next quarter. Traditional lenders might only count it after you pay taxes on it—not helpful. Intelligent borrowers refinance 3-6 months before their stock becomes available, this shows steady income history without the temporary jump that could actually hurt your rate. This timing strategy is exactly why many people benefit from professional guidance—read our guide on the right time to get a financial advisor here.

What most people miss is simple, every dollar you spend has other potential uses. That $80,000 you're saving for a down payment? It could be earning 7% in the market instead of 0.5% in a normal savings account. The $500 you'd save monthly from refinancing might be less than what you'd earn by investing the closing costs instead. Understanding these trade-offs turns refinancing from just lowering your payment into a wealth-building decision.

Strategic Approaches To Consider

Here are three proven strategies that work specifically for people with complex income and assets.

1. Portfolio mortgages

Here's what most people don't know: when you get a regular mortgage, your bank typically sells it to another company (that usually has a strict checklist) within months. Portfolio mortgages stay with the bank that made them, so that bank can be flexible. They'll count your future company stock fairly, give proper credit for rental income, and consider all your assets. Big banks like JPMorgan and Bank of America have special teams just for this. The trick? Go through their wealth management side, not the regular mortgage desk.

2. Using investments to help qualify

Instead of just using your income to qualify, you can offer your investment accounts as extra security for the loan. This often gets you rates that are lower than traditional ones. It can also save money on taxes by keeping more of your mortgage interest tax-deductible. These strategies work best with good planning—read our guide covering the questions hiding in this year's tax return here.

3. Alternative loans

Bank statement loans let business owners show income through their bank deposits instead of tax returns (which often show less due to business write-offs). Asset-based loans let you qualify based on your investments rather than income. While rates might be slightly higher than traditional loans, they solve the paperwork problem.

Frequently Asked Questions About Refinancing

Banks keep rejecting me despite high income and great credit. What are my options? Look for portfolio lenders and private banks. These are lenders who keep loans instead of selling them, so they can be flexible with their rules. They understand different income types and look at everything you own, not just your salary. Many mortgage brokers specialize in matching people with complex finances to these lenders.

Should I refinance investment properties individually or together? Bundling properties together through a portfolio loan can be a smart move for investors with 3 or more rentals. You'll get one monthly payment instead of juggling multiple loans, save money on closing costs (one closing instead of several), and often qualify based on your properties' rental income rather than your personal income. Most portfolio loans also include "partial release" clauses, so you can still sell individual properties without affecting the rest. The combined income from all properties can actually help you qualify more easily—if one property has a slow month, the others balance it out. However, individual loans give you complete flexibility and keep each property separate. The right choice depends on how many properties you own and your long-term plans.

Do I need a financial advisor for complex refinancing? While not required, advisors bring three big advantages: they know lenders who work with complex situations, they can show you the real cost or benefit when you factor in taxes and lost investment returns, and they coordinate refinancing with other money moves like stock vesting or big purchases. This coordination often saves enough time, stress and money to pay for their services many times over.

The Aligned Perspective: Refinancing

Refinancing with multiple income sources isn't about chasing the lowest rate you see advertised—it's about making your mortgage work with your entire financial life. The right approach looks at when your stock becomes available, your tax situation, what else you could do with that money, and your long-term goals as one complete picture.

At Datalign, we connect you with advisors who understand these complexities and know the right lenders. Our AI-enhanced platform has already connected over $50 billion in assets to 13,000 trusted advisors, with 86% appearing on Barron's Top RIA list. These professionals see beyond basic rate shopping to create refinancing strategies that truly fit your financial life.